CommercialCOMMERCIAL999-year leaseholdDistrict 21 · Bukit Timah

Bukit Timah Shopping Centre

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2026

Quick Summary

Bukit Timah Shopping Centre is a commercial building in District 21 · Bukit Timah, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is 999-year leasehold. 276 transactions are on record since 1995, at a median S$1,634 psf, most recently in Jul 2026. 42 units are currently listed for sale or rent. ACRA records 335 live company registrations at this address.

The facts are here — now get the verdict on Bukit Timah Shopping Centre.

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What are the key facts about Bukit Timah Shopping Centre?

Key takeawayBukit Timah Shopping Centre is a commercial building in District 21 · Bukit Timah, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: 999-year leasehold
District / Area: District 21 · Bukit Timah
Address: 170 Upper Bukit Timah Road
Land area: 6,246 sqm
Completed: Not on record
Storeys: 20 (© OpenStreetMap contributors)
Strata units (MCST): 416
Managing agent: CHAMBERS PROPERTY MANAGEMENT SERVICES PTE LTD
Strata formed: 1991 (MCST 1601)
Submarket: City Fringe
Units with a recorded sale: At least 171
Listed as: Mall Shop, Shop / Shophouse, Office
Transactions on record: 276 (records start 1995)
Live listings: 42
ACRA registrations: 335

About Bukit Timah Shopping Centre

Bukit Timah Shopping Centre is a commercial building in Bukit Timah (District 21). It is located along Upper Bukit Timah Road, Singapore 588179.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3.

The site is 999-year leasehold, with about 856 years remaining on the lease. It occupies roughly 6,246 sqm of land with about 18,737 sqm of gross floor area.

276 transactions have been recorded here, at a median of S$1,634 psf. The most recent was in July 2026.

523 businesses are currently registered at this address with ACRA.

The nearest MRT is Beauty World MRT, 233 m away (about a 4-minute walk). The closest bus stop (Beauty World Stn Exit B) is 79 m away (about a 1-minute walk).

What is Bukit Timah Shopping Centre zoned as?

Key takeawayBukit Timah Shopping Centre sits on land zoned COMMERCIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Urban design area: Beauty World Ud Area

BCA-verified envelope: allowable GFA 18,738 sqm · built 29,985 sqm · headroom -11,247 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Bukit Timah Shopping Centre sold for?

Key takeawayAcross 276 recorded transactions since 1995, the median price is about S$450k, most recently in Jul 2026.

Date	Use	Price	Area	PSF
Jul 2026	Office	S$1.55M	398 sqft	$3,892
May 2026	Retail	S$650k	237 sqft	$2,745
Sept 2025	Office	S$3.52M	1,927 sqft	$1,829
Sept 2025	Retail	S$530k	183 sqft	$2,896
Sept 2025	Retail	S$1.10M	366 sqft	$3,006
May 2025	Office	S$700k	215 sqft	$3,252
Nov 2024	Retail	S$880k	431 sqft	$2,044
Oct 2024	Retail	S$2.82M	1,163 sqft	$2,426
Jul 2024	Office	S$455k	151 sqft	$3,019
Mar 2024	Office	S$828k	183 sqft	$4,525

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Bukit Timah Shopping Centre rent for?

Key takeawayNo rent is published for Bukit Timah Shopping Centre itself. On its street, Upper Bukit Timah Road, office space rented at a median of $8.96 psf a month in 2026Q3, with the middle half of leases between $5.69 and $11.97. That is not this building's own rent, and never a quote for a particular unit.

Office space on Upper Bukit Timah Road

Street level · 2026Q3

25th pct

$5.69

$61.30 psm

Median

$8.96

$96.43 psm

75th pct

$11.97

$128.86 psm

S$ per sq ft per month · median +1.4% on a year earlier

2023Q4 · $102.14 psm2026Q3 · $96.43 psm median

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space on Upper Bukit Timah Road

Street level · 2026Q3

25th pct

$6.09

$65.52 psm

Median

$9.33

$100.48 psm

75th pct

$13.40

$144.29 psm

S$ per sq ft per month · median +7.2% on a year earlier

2023Q4 · $100.00 psm2026Q3 · $100.48 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 21 retail

Region band · 2026Q3

25th pct

$6.85

$73.69 psm

Median

$9.06

$97.54 psm

75th pct

$12.39

$133.41 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 21 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around Bukit Timah Shopping Centre

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at Bukit Timah Shopping Centre

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 14 units for rent; 28 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 11 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 7 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Bukit Timah Shopping Centre?

Key takeawayURA has approved 123 changes of use at Bukit Timah Shopping Centre since 2000, most recently in 2026, and refused 3. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

1 Oct 2026RenewedFloor 12
Continued use as function hall
Continued use of unit #12-XX of bukit timah shopping centre as function hall
2 Sept 2026Agency worksFloor 14
Change of use to commercial school
Lodgment for proposed use of unit #14-XX of bukit timah shopping centre to commercial school
28 Aug 2026ApprovedFloor 5
Change of use to commercial school
Proposed change of use of unit #05-XX to commercial school
14 Aug 2026Agency worksFloor B2
Change of use to commercial school
Lodgment for proposed use of unit #B2-XX as commercial school
31 Jul 2026ApprovedFloor B1
Change of use to restaurant
Proposed change of use of unit #B1-XX to restaurant
9 Jun 2026Agency worksFloor 1
Change of use to commercial school
Lodgment for proposed use of units #01-XX and #01-XX as commercial school
15 May 2026ApprovedFloor B2
Change of use to commercial school
Proposed change of use of unit #B2-XX to commercial school at bukit timah shopping centre
9 Apr 2026Agency worksFloor B2
Change of use to commercial school
Lodgment for proposed use of unit #B2-XX as commercial school
14 Jan 2026Agency worksFloor 4
Change of use to commercial school
Lodgment for proposed use of unit #04-XX as commercial school
12 Dec 2025Agency worksFloor 4
Change of use to commercial school
Lodgment for proposed use of unit #04-XX as commercial school
3 Dec 2025ApprovedFloor 17
Change of use to commercial school
Proposed change of use of unit #17-XX to commercial school at bukit timah shopping centre
29 Oct 2025Renewed
Continued use as karaoke lounge
Continued use of unit #03-XX as karaoke lounge at bukit timah shopping centre

141 earlier change-of-use and A&A decisions are on record since 2000.

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Upper Bukit Timah Road price?

Key takeawayAcross 45 strata sales on Upper Bukit Timah Road in the last 5 years, the median is $3,067 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,067

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Bukit Timah Shopping Centre?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 21 retail

Gross yield (area)

3.4%

3.1% net of property tax

Rent side (median of bands)

$97.54 psm/mo

2026Q3

Price side (strata, 5y)

$3,167 psf

78 sales

An INDICATIVE AREA yield for District 21 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 21 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$75.00	$95.93	$296.05
B1 & Below · 30 & Below	$129.54	$130.87	$131.18
Level 2 & 3 · 30 & Below	$72.37	$91.30	$135.64
Level 1 · 30 & Below	$116.15	$117.71	$140.36
Level 2 & 3 · >30 - 100	$81.25	$90.65	$96.86
Level 1 · >30 - 100	$71.20	$99.14	$117.50
B1 & Below · >30 - 100	$69.66	$112.84	$146.06
Level 1 · >100 - 300	$71.86	$89.37	$105.73

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is available at Bukit Timah Shopping Centre right now?

Key takeaway42 units are currently listed at Bukit Timah Shopping Centre — 28 for sale and 14 for rent. One row per unit; several agents often market the same unit.

For sale (28)

Bukit Timah Shopping CentreS$715k · 161 sqft
Bukit Timah Shopping CentreS$650k · 180 sqft
Bukit Timah Shopping CentreS$750k · 237 sqft
Bukit Timah Shopping CentreS$650k · 150 sqft

For rent (14)

Bukit Timah Shopping CentreS$3k/mo · 209 sqft
Bukit Timah Shopping CentreS$2k/mo · 151 sqft
Bukit Timah Shopping Centre5 agentsS$3k/mo · 258 sqft
Bukit Timah Shopping Centre2 agentsS$2k/mo · 161 sqft

Browse every listing at this building →

What is near Bukit Timah Shopping Centre?

Key takeawayThe nearest MRT/LRT is Beauty World MRT, about 233 m away — and 3 competing retail premisess operate nearby.

Getting around

Beauty World MRT233 m · ~4 min

Amenities nearby

Beauty World Stn Exit B · 79 mNam Seng Clinic · 115 mPlace Of Worship · 115 mBeauty World MRT Exit A · 181 mHoover Park (Lor Pisang Hijau Playground) · 321 mEducational Institution · 485 mBukit Timah Community Club · 561 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Cold Storage Singapore (1983) Pte Ltd · 127 mBukit Timah Market · 291 mKap Mall · 817 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Bukit Timah Shopping Centre

Key takeawayThe nearest station is Beauty World (DT5), 181 m away — a moderately busy station, with about 33,000 taps in and out on an average weekday. 5 public car parks are within 500 m.

Foot traffic: busier than 36% of retail buildings

nearest MRT/LRT Beauty World (DT5) 181 m, about 33,000 taps a weekday; bus stops within 400 m: 7, about 28,000 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 15,000 residents within 1 km (June 2026); 1 other mall within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Beauty World (DT5)181 m · about 33,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Bukit Timah Shopping Centre. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 28,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Upp Bukit Timah Rd) (URA)32 m
S$0.60 per half-hour at midday on a weekday · 27 car lots
Cheong Chin Nam Rd (URA)85 m
S$0.60 per half-hour at midday on a weekday · 63 car lots
Jln Seh Chuan Off St (URA)213 m
S$0.60 per half-hour at midday on a weekday · 179 car lots
Jln Seh Chuan - Lor Ki Lat Off St (URA)300 m
S$0.60 per half-hour at midday on a weekday · 7 car lots
Lor Kilat (URA)380 m
S$0.60 per half-hour at midday on a weekday · 28 car lots

Nearest URA season parking: Hillview Terrace, 2.2 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Bukit Timah Shopping Centre's own car park, if it has one, and its charges are not in the open data.

Who's registered at Bukit Timah Shopping Centre?

Key takeaway335 live companies (and LLPs and branches; sole proprietors are not counted) list Bukit Timah Shopping Centre as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
57
Administrative and support services
57
Education
57
Professional, scientific and technical services
23
Accommodation and food services
22
Other services
21
Construction
17
Financial and insurance
14
Information and communications
14
Arts, entertainment and recreation
14

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

What is Bukit Timah Shopping Centre's BCA building profile?

BCA building type: Retail
Green Mark: Gold (2014)
Energy use intensity: 156 kWh/m²·yr

Frequently asked questions about Bukit Timah Shopping Centre

Where is Bukit Timah Shopping Centre?⌄

Bukit Timah Shopping Centre is at 170 Upper Bukit Timah Road, Singapore 588179, in the Bukit Timah planning area.

What is Bukit Timah Shopping Centre zoned as?⌄

Bukit Timah Shopping Centre sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Bukit Timah Shopping Centre?⌄

Bukit Timah Shopping Centre is 999-year leasehold. About 856 years remain on the lease.

What have units at Bukit Timah Shopping Centre sold for?⌄

Across 276 recorded transactions, the median price is S$1,634 psf. The latest was in July 2026.

What is the nearest MRT station to Bukit Timah Shopping Centre?⌄

Beauty World MRT is the closest, 233 m away (about a 4-minute walk).

How many businesses are registered at Bukit Timah Shopping Centre?⌄

523 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

For agents · in the PropKaki app

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.